952 Mcintyre St · Bowling Green, KY 42101

$265,000

3 bd · 2.0 ba · 1,405 sqft · Other · 249 Days on market

Built 2022 6,534 sqft lot $189/sqft · 14% below area Est $308k · 14% under ↓ 2% since listing

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +13.8/15.0
• Cash flow +8.4/30.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained home in the sought-after McLellan Crossings community. Only one home owner and barely lived in, this home feels brand new and move-in ready! Featuring three bedrooms and two full bathrooms, this property offers a bright and open layout designed for comfort and everyday living. The modern finishes and thoughtful design make it the perfect blend of style and function. This property is within minutes of local schools in the South Warren school district. It is conveniently located near the community mailbox and surrounded by sidewalks, making it an excellent neighborhood for walking, biking, and connecting with neighbors. Just minutes to I-65, providing quick access to shopping, food, activities, Nashville, and beyond. With its prime location, like-new condition, and welcoming neighborhood, this home checks all the boxes for families, first-time buyers, or anyone seeking a low-maintenance lifestyle in a vibrant community.

Key facts

• Quick access to food
• Community mailbox
• Sidewalks

Tags

• MCLELLAN CROSSINGS COMMUNITY
• SOUTH WARREN SCHOOL DISTRICT
• COMMUNITY MAILBOX
• SIDEWALKS
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO FOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $265k.

Deal economics

• At list price, monthly cash flow is $-240 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (30.0% below list).
• Recommended offer: $186k (30.0% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.2% in Bowling Green — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#255 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools D+, amenities F.
• Warren County (rural): math 30% / reading 43% proficiency, ranked #48 of 165 in KY (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 592 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,286 units permitted in Warren County in 2024 (1,410 in 5+ unit buildings).
• At $1,856/mo this rent would consume 46% of the median local household income ($48k/yr) (locally 3855% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Warren County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 249 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $44k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,565 (30.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 249 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.70% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.88%
• DSCR: 0.83
• GRM: 11.9

CMA / ARV

• ARV (median comp): $308,247
• List price: $265,000
• Delta: -14.03%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.28% rent growth · sell at horizon

5-year hold

• IRR: -25.7%
• Equity multiple: 0.15×
• Total profit: $-63,216
• Equity at exit: $39,512

10-year hold

• IRR: -32.7%
• Equity multiple: -0.27×
• Total profit: $-94,137
• Equity at exit: $22,912

Cash invested: $74,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Kentucky: 83 Strongly Landlord-Friendly · R+16
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit (URLTA cities); generally landlord-friendly.

Methodology + full state rankings →

ZIP-level market 42101

• Home prices YoY: -20.9%
• Rents YoY: 0.3%
• Active inventory: 592
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,856 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$206 /mo · $2,469/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-240

Break-even live

Break-even rent $2,159

Max offer price $222,616

Occupancy floor —

Sensitivity live

Price	-10% $-90	-5% $-165	+0% $-240	+5% $-315	+10% $-390
Rent	-10% $-387	-5% $-313	+0% $-240	+5% $-167	+10% $-93
Rate	-1.0pp $-106	-0.5pp $-173	base $-240	+0.5pp $-309	+1.0pp $-378

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1184 County House Ln Bowling Green, KY	3.0	2.0	1440	$2,000	$1.39	45d	1	0.08mi
476 Cedar Hollow Dr Bowling Green, KY	4.0	2.0	1665	$2,100	$1.26	14d	1	0.26mi
428 Turkey Run Dr Bowling Green, KY	3.0	2.0	1688	$1,900	$1.13	45d	1	0.37mi
317 Cedar Run St Bowling Green, KY	3.0	2.0	1450	$1,900	$1.31	45d	1	0.40mi
1156 Shallowford St Bowling Green, KY	4.0	2.0	1616	$2,200	$1.36	45d	1	0.41mi
360 Cedar Hollow Dr Bowling Green, KY	3.0	1.0	1349	$1,600	$1.19	45d	1	0.48mi
6567 Nashville Rd Bowling Green, KY	2.0	2.0	1200	$1,200	$1.00	14d	1	0.95mi
6461 Fortuna Ave Bowling Green, KY	3.0	2.0	1329	$1,850	$1.39	45d	1	1.09mi
6481 Fortuna Ave Bowling Green, KY	3.0	2.5	1648	$1,895	$1.15	45d	1	1.11mi
6530 Fortuna Ave Unit 1 Bowling Green, KY	3.0	2.5	1250	$1,650	$1.32	22d	1	1.15mi
3216 S Oak St Bowling Green, KY	4.0	2.5	1788	$2,295	$1.28	45d	1	1.19mi
7437 Russellville Rd Apt 814 Bowling Green, KY	2.0	2.5	1390	$1,395	$1.00	45d	1	1.43mi
442 Bourbon St Bowling Green, KY	1.0–3.0	1.0–2.0	992	$1,500	$1.51	14d	11	1.46mi

Listing history 27 events

1. 2026-06-19
   days on market $265,000 Active 249 DOM
2. 2026-06-18
   days on market $265,000 Active 248 DOM
3. 2026-06-17
   days on market $265,000 Active 247 DOM
4. 2026-06-16
   days on market $265,000 Active 246 DOM
5. 2026-06-15
   days on market $265,000 Active 245 DOM
6. 2026-06-14
   days on market $265,000 Active 243 DOM
7. 2026-06-13
   days on market $265,000 Active 242 DOM
8. 2026-06-10
   days on market $265,000 Active 240 DOM
9. 2026-06-09
   days on market $265,000 Active 239 DOM
10. 2026-06-08
    days on market $265,000 Active 238 DOM
11. 2026-06-07
    days on market $265,000 Active 237 DOM
12. 2026-06-05
    days on market $265,000 Active 234 DOM
13. 2026-06-02
    days on market $265,000 Active 232 DOM
14. 2026-06-01
    days on market $265,000 Active 231 DOM
15. 2026-05-31
    days on market $265,000 Active 230 DOM
16. 2026-05-30
    days on market $265,000 Active 229 DOM
17. 2026-05-19
    price $265,000 971-char remark

    Show marketing remark (971 chars)

    Welcome to this beautifully maintained home in the sought-after McLellan Crossings community. Only one home owner and barely lived in, this home feels brand new and move-in ready! Featuring three bedrooms and two full bathrooms, this property offers a bright and open layout designed for comfort and everyday living. The modern finishes and thoughtful design make it the perfect blend of style and function. This property is within minutes of local schools in the South Warren school district. It is conveniently located near the community mailbox and surrounded by sidewalks, making it an excellent neighborhood for walking, biking, and connecting with neighbors. Just minutes to I-65, providing quick access to shopping, food, activities, Nashville, and beyond. With its prime location, like-new condition, and welcoming neighborhood, this home checks all the boxes for families, first-time buyers, or anyone seeking a low-maintenance lifestyle in a vibrant community.

18. 2026-05-01
    status Active 971-char remark

    Show marketing remark (971 chars)

    Welcome to this beautifully maintained home in the sought-after McLellan Crossings community. Only one home owner and barely lived in, this home feels brand new and move-in ready! Featuring three bedrooms and two full bathrooms, this property offers a bright and open layout designed for comfort and everyday living. The modern finishes and thoughtful design make it the perfect blend of style and function. This property is within minutes of local schools in the South Warren school district. It is conveniently located near the community mailbox and surrounded by sidewalks, making it an excellent neighborhood for walking, biking, and connecting with neighbors. Just minutes to I-65, providing quick access to shopping, food, activities, Nashville, and beyond. With its prime location, like-new condition, and welcoming neighborhood, this home checks all the boxes for families, first-time buyers, or anyone seeking a low-maintenance lifestyle in a vibrant community.

19. 2026-05-01
    price $270,000 971-char remark

    Show marketing remark (971 chars)

    Welcome to this beautifully maintained home in the sought-after McLellan Crossings community. Only one home owner and barely lived in, this home feels brand new and move-in ready! Featuring three bedrooms and two full bathrooms, this property offers a bright and open layout designed for comfort and everyday living. The modern finishes and thoughtful design make it the perfect blend of style and function. This property is within minutes of local schools in the South Warren school district. It is conveniently located near the community mailbox and surrounded by sidewalks, making it an excellent neighborhood for walking, biking, and connecting with neighbors. Just minutes to I-65, providing quick access to shopping, food, activities, Nashville, and beyond. With its prime location, like-new condition, and welcoming neighborhood, this home checks all the boxes for families, first-time buyers, or anyone seeking a low-maintenance lifestyle in a vibrant community.

20. 2026-04-14
    price $272,000 971-char remark

    Show marketing remark (971 chars)

    Welcome to this beautifully maintained home in the sought-after McLellan Crossings community. Only one home owner and barely lived in, this home feels brand new and move-in ready! Featuring three bedrooms and two full bathrooms, this property offers a bright and open layout designed for comfort and everyday living. The modern finishes and thoughtful design make it the perfect blend of style and function. This property is within minutes of local schools in the South Warren school district. It is conveniently located near the community mailbox and surrounded by sidewalks, making it an excellent neighborhood for walking, biking, and connecting with neighbors. Just minutes to I-65, providing quick access to shopping, food, activities, Nashville, and beyond. With its prime location, like-new condition, and welcoming neighborhood, this home checks all the boxes for families, first-time buyers, or anyone seeking a low-maintenance lifestyle in a vibrant community.

21. 2026-03-23
    price $275,000 971-char remark

    Show marketing remark (971 chars)

    Welcome to this beautifully maintained home in the sought-after McLellan Crossings community. Only one home owner and barely lived in, this home feels brand new and move-in ready! Featuring three bedrooms and two full bathrooms, this property offers a bright and open layout designed for comfort and everyday living. The modern finishes and thoughtful design make it the perfect blend of style and function. This property is within minutes of local schools in the South Warren school district. It is conveniently located near the community mailbox and surrounded by sidewalks, making it an excellent neighborhood for walking, biking, and connecting with neighbors. Just minutes to I-65, providing quick access to shopping, food, activities, Nashville, and beyond. With its prime location, like-new condition, and welcoming neighborhood, this home checks all the boxes for families, first-time buyers, or anyone seeking a low-maintenance lifestyle in a vibrant community.

22. 2026-02-13
    price $279,000 971-char remark

    Show marketing remark (971 chars)

    Welcome to this beautifully maintained home in the sought-after McLellan Crossings community. Only one home owner and barely lived in, this home feels brand new and move-in ready! Featuring three bedrooms and two full bathrooms, this property offers a bright and open layout designed for comfort and everyday living. The modern finishes and thoughtful design make it the perfect blend of style and function. This property is within minutes of local schools in the South Warren school district. It is conveniently located near the community mailbox and surrounded by sidewalks, making it an excellent neighborhood for walking, biking, and connecting with neighbors. Just minutes to I-65, providing quick access to shopping, food, activities, Nashville, and beyond. With its prime location, like-new condition, and welcoming neighborhood, this home checks all the boxes for families, first-time buyers, or anyone seeking a low-maintenance lifestyle in a vibrant community.

23. 2026-01-21
    price $285,000 971-char remark

    Show marketing remark (971 chars)

    Welcome to this beautifully maintained home in the sought-after McLellan Crossings community. Only one home owner and barely lived in, this home feels brand new and move-in ready! Featuring three bedrooms and two full bathrooms, this property offers a bright and open layout designed for comfort and everyday living. The modern finishes and thoughtful design make it the perfect blend of style and function. This property is within minutes of local schools in the South Warren school district. It is conveniently located near the community mailbox and surrounded by sidewalks, making it an excellent neighborhood for walking, biking, and connecting with neighbors. Just minutes to I-65, providing quick access to shopping, food, activities, Nashville, and beyond. With its prime location, like-new condition, and welcoming neighborhood, this home checks all the boxes for families, first-time buyers, or anyone seeking a low-maintenance lifestyle in a vibrant community.

24. 2026-01-06
    price $299,000 971-char remark

    Show marketing remark (971 chars)

    Welcome to this beautifully maintained home in the sought-after McLellan Crossings community. Only one home owner and barely lived in, this home feels brand new and move-in ready! Featuring three bedrooms and two full bathrooms, this property offers a bright and open layout designed for comfort and everyday living. The modern finishes and thoughtful design make it the perfect blend of style and function. This property is within minutes of local schools in the South Warren school district. It is conveniently located near the community mailbox and surrounded by sidewalks, making it an excellent neighborhood for walking, biking, and connecting with neighbors. Just minutes to I-65, providing quick access to shopping, food, activities, Nashville, and beyond. With its prime location, like-new condition, and welcoming neighborhood, this home checks all the boxes for families, first-time buyers, or anyone seeking a low-maintenance lifestyle in a vibrant community.

25. 2025-10-13
    listed $309,000 Active 971-char remark

    Show marketing remark (971 chars)

    Welcome to this beautifully maintained home in the sought-after McLellan Crossings community. Only one home owner and barely lived in, this home feels brand new and move-in ready! Featuring three bedrooms and two full bathrooms, this property offers a bright and open layout designed for comfort and everyday living. The modern finishes and thoughtful design make it the perfect blend of style and function. This property is within minutes of local schools in the South Warren school district. It is conveniently located near the community mailbox and surrounded by sidewalks, making it an excellent neighborhood for walking, biking, and connecting with neighbors. Just minutes to I-65, providing quick access to shopping, food, activities, Nashville, and beyond. With its prime location, like-new condition, and welcoming neighborhood, this home checks all the boxes for families, first-time buyers, or anyone seeking a low-maintenance lifestyle in a vibrant community.

26. 2022-09-30
    soldstatus $269,900
27. 2022-06-07
    listed $269,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast KY · Resets to sale price

• Current annual tax: $2,469 · $206/mo
• Projected year-2 tax: $2,469 · $206/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,268
• − Mortgage interest: −$14,844
• − Property taxes: −$2,469
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$7,709
• Taxable loss: −$7,643
• Est. tax savings @ 24.0%: +$1,834
• After-tax cash flow: $-1,045/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Warren County
• NCES district ID: 2105730
• Math proficiency: 30% ▼ -18.00%
• Reading proficiency: 43% ▼ -16.00%
• Median HH income: $50,092
• Composite: 31.55/100
• National rank: #5958
• State rank: #48 of 165 in KY

Livability — Bowling Green

• Score: 65/100
• State rank: #255
• US rank: #12782

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment F Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Warren County · 129,408 people
• City population: 129,408
• Metro: Bowling Green, KY
• Population (ZIP): 65,421
• Household income: $48,217
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 3855.0

Population outlook (Warren County) Hauer SSP2

• Today (2025): 144,620 people
• By 2030: 155,977 · +7.9%
• By 2040: 179,381 · +24.0%
• By 2050: 203,713 · +40.9%
• By 2075: 267,291 · +84.8%
• By 2100: 314,019 · +117.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 13% Hispanic / Latino 10% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% American 1% Italian 1%
• Foreign-born: 10% · Canada, Philippines
• Languages at home: 84% English-only · Spanish 8% Other Asian/Pacific 2% Russian/Polish/Slavic 2%

Political lean MEDSL · Warren

• 2024 margin: Strong R (+24.3) · D 37.0% · R 61.3% · Other 1.6%
• 2008→2024 swing: -5.4pp toward R · 2008: -18.9pp · 2024: -24.3pp
• All cycles: 2024: R+24.3 2020: R+16.8 2016: R+24.2 2012: R+21.8 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.34%
• Current HPI: 277.6554
• Rent YoY: ▲ 0.28%
• Metro: Bowling Green, KY
• State GDP YoY: ▲ 1.81%
• F500 in state: 4

Industry mix (Fortune 500 HQ in KY)

Industry	F500 HQs	Revenue
▸Healthcare	1	$118B
▸Food / Beverage	1	$7B

Price history

-1.8% since first listed

11 events — show timeline

• 2026-05-19 Price Changed $265,000 RASKMLS
• 2026-05-01 Relisted — RASKMLS
• 2026-05-01 Price Changed $270,000 RASKMLS
• 2026-04-14 Price Changed $272,000 RASKMLS
• 2026-03-23 Price Changed $275,000 RASKMLS
• 2026-02-13 Price Changed $279,000 RASKMLS
• 2026-01-21 Price Changed $285,000 RASKMLS
• 2026-01-06 Price Changed $299,000 RASKMLS
• 2025-10-13 Listed $309,000 RASKMLS
• 2022-09-30 Sold (MLS) $269,900 RASKMLS
• 2022-06-07 Listed $269,900 RASKMLS

Property tax history

+2.2%/yr

Latest (2025): $2,469 · -0.9% YoY. Source: county tax records.